I have just been advised by my broker that my Pentyrch property lawyer is not on the bank Conveyancing panel. How can I be sure if this is correct?
The best course of action for you to take is to contact your Pentyrch lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
I am considering applying for a HSBC mortgage for purchase of a newly converted (under development) in Pentyrch with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?
There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I completed on my house on 3 April and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Pentyrch advises it should be recorded inside ten days. Are properties in Pentyrch particularly slow to register?
As far as conveyancing in Pentyrch registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any other parties. Currently approximately three quarters of such applications are completed within two weeks but occasionally there can be longer delays. Registration occurs once the new owner is living at the premises therefore 'speed' is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Pentyrch is where the house is located. Can you offer any guidance?
Flying freeholds in Pentyrch are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pentyrch you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentyrch may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My father-in-law has suggested that I appoint his lawyers for conveyancing in Pentyrch. Should I use them?
There are no two ways about it the best way to find a conveyancing lawyer is to get recommendations from friends or relatives who have actually previously instructed the solicitor you're contemplating using.
Having had my offer accepted I require leasehold conveyancing in Pentyrch. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
If the lease is registered - and almost all are in Pentyrch - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Pentyrch - Sample of Queries Prior to buying
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Many Pentyrch leasehold properties will be liable to pay a service charge for the upkeep of the building levied on behalf of the freeholder. Where you acquire the apartment you will have to pay this contribution, usually quarterly throughout the year. This can be anything from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge to be met annual, this is usually not a significant amount, say approximately £25-£75 but you need to enquire as occasionally it could be surprisingly expensive. How many years remain on the lease? Is the freehold owned collectively by the tenants?